We selected a high street solicitor for our conveyancing in Shard End last week. After carefully reading the Ts and Cs I seewe are liable for fees even if the dealdoes not go ahead. Should I go with them or instruct a web based solicitor practice promising no completion no cost conveyancing in Shard End?

It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the conveyancing charges will generally be more expensive to counteract the transactions that do not go ahead. Do bear in mind that these schemes rarely cover outlay such as Shard End conveyancing search expenses.

What is your number one tip for finding a conveyancing solicitor in Shard End

It would be unwise to be swayed by the cheapest Shard End conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I just bought a flat at auction in Shard End. Conveyancing is required. What are my next steps?

Having exchanged you should choose a conveyancing lawyer quickly as you are faced with a fast approaching a drop dead date to complete the deal. Every auction property will have a corresponding auction pack. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the auction papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You must pass this on to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that you have funds in place to complete the transaction on the set completion date.

When it comes to lenders such as Lloyds, do Shard End conveyancing practitioners face a fee to be on the list of approved solicitors?

We are unaware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

Do commercial conveyancing searches reveal planned roadworks that may impact a commercial site in Shard End?

Its becoming the norm that commercial conveyancing solicitors in Shard End will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Shard End. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Shard End.

For each commercial conveyancing transaction in Shard End it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Shard End commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Shard End.

I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Shard End is the location of the property. Can you offer any opinion?

Flying freeholds in Shard End are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Shard End you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shard End may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Am I better off to use a Shard End conveyancing practitioner based in the vicinity that I am purchasing? We have a good friend who can conduct the conveyancing but her office is a couple of hundredkilometers drive away.

The primary upside of using a local Shard End conveyancing practice is that you can visit the firm to execute documents, hand in your ID and pester them if necessary. They will also have local knowledge which is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and in the main were content that should outweigh using an unfamiliar Shard End conveyancing lawyer just because they are local.